Cameroon property survey and inspection: essential checklist

Authored by the expert who managed and guided the team behind the Cameroon Property Pack

Everything you need to know before buying real estate is included in our Cameroon Property Pack

Who is the author of this content?

THE AFRICANVESTOR

A team specialized in real estate investing in African countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Cameroon. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At The AfricanVestor, we explore the Cameroon real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Douala, Yaoundé, and Bafoussam. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

Fact-checked and reviewed by our local expert

✓✓✓

Cedella Besong 🇨🇲

Co-Founder & CEO, CFB Holding

Cedella Besong is the Co-Founder & CEO of CFB Holding, leading the company's mission to drive social and economic development across Cameroon. With a strong background in global business and marketing, she is deeply committed to projects that create lasting impact—whether in real estate, education, or sustainable agriculture. Cedella believes that investment should go beyond profit, focusing on innovation and community empowerment to build a brighter future for Cameroon.

Is the land title registered with the Cameroon land registry and can you verify the ownership documents directly with the local cadastre office?

The land title must be registered with the Cameroon land registry and verified directly at the Divisional Delegation of State Property or the Ministry of Domains cadastre office.

You need to cross-check the official parcel numbers, owner names, boundaries, and any encumbrances with registry staff in person. Never rely solely on scanned copies or photocopies provided by sellers, as fraudulent documents are common in the Cameroon property market.

Commission a certified notary to authenticate the deed and confirm registry entries, as only a properly notarized land title gives you real legal ownership under Cameroon law. The notary will verify that the titre foncier matches the official records and that no discrepancies exist between the physical property and the registered details.

As of September 2025, the cadastre office maintains digital records in major cities like Douala and Yaoundé, but you should still request physical verification of documents. Registry staff can provide official confirmation letters that the land title is legitimate and free from forgery.

It's something we develop in our Cameroon property pack.

Are there any existing debts, mortgages, or disputes tied to the property that you can confirm with the local notary or council?

Existing debts, mortgages, or disputes should be checked through the land registry's encumbrances section and verified with a Certificate of Debt Clearance from the local tax office.

Local notaries are empowered to investigate outstanding property disputes or hidden encumbrances during the notarization process. They have access to records that may not be immediately visible to individual buyers, including pending legal cases or unresolved family disputes.

Request a comprehensive debt search from the divisional tax service, which will reveal any outstanding property taxes, council levies, or government liens attached to the property. This certificate typically costs between 25,000 to 50,000 CFA francs but can save you from inheriting substantial debts.

The municipal council can also provide information about any ongoing disputes related to zoning violations, unpaid development fees, or conflicts with neighboring properties. These disputes often involve lengthy legal procedures that could prevent you from using or selling the property for years.

Does the property have a Certificate of Occupancy or Building Permit issued by the municipal council, and is it still valid?

Certificates of Occupancy and building permits must be issued by the municipal council and verified directly at the council clerk's office for authenticity and current validity.

You should inspect the original documents, not copies, and compare them with the council's records to ensure they haven't been forged or expired. In Cameroon, building permits typically expire after 2-3 years if construction hasn't been completed, so check the dates carefully.

Request recent certificates if the existing ones are more than 12 months old, as regulations and compliance requirements change frequently. The municipal council can provide updated occupancy certificates for a fee ranging from 15,000 to 75,000 CFA francs depending on the property size and location.

Properties without valid building permits face demolition risks or substantial fines, particularly in urban areas where authorities are cracking down on unauthorized construction. The council clerk's office maintains a registry of all valid permits that you can cross-reference.

Are the property boundaries clearly marked on-site, and do they match the official land survey map from the local cadastre?

Property boundaries must be physically demarcated by licensed surveyors and match the updated cadastral map with GPS coordinates from the state cadastre records.

Boundary Verification Step	Required Documentation	Cost Range (CFA)
Licensed surveyor inspection	Survey report with GPS coordinates	150,000 - 500,000
Cadastral map comparison	Official cadastre office map	10,000 - 25,000
Boundary marker installation	Physical concrete or steel markers	50,000 - 200,000
Neighbor acknowledgment	Signed boundary agreement	5,000 - 15,000
Municipal verification	Council boundary confirmation	20,000 - 40,000

Land disputes frequently arise from ambiguous or informal borders, especially in peri-urban areas where traditional land rights overlap with formal title systems. The surveyor's report should include precise measurements and photographs of all boundary markers.

Any discrepancies between the physical boundaries and the cadastral map must be investigated and resolved before completing the purchase, as these inconsistencies often lead to expensive legal battles with neighbors.

Is the property free from encroachments, squatters, or informal occupants that may lead to legal conflicts later?

On-the-ground checks for squatters, encroachments, or informal occupants are critical, requiring conversations with neighbors, local chiefs, and village leaders to rule out unresolved customary claims.

Visit the property multiple times at different hours and days to identify any unauthorized occupants who might have temporary or seasonal claims to the land. Squatters in Cameroon can gain legal rights after occupying land for extended periods, especially if they've made improvements or paid informal rent to community leaders.

Speak directly with at least three neighboring property owners to understand any informal arrangements or traditional claims that might not appear in official records. These conversations often reveal ongoing disputes or community agreements that could affect your ownership rights.

Document the property's current state with photographs and videos, paying special attention to any structures, cultivation, or signs of regular use by unauthorized persons. Local chiefs and village leaders often know about traditional land claims that predate formal title registration and could challenge your ownership later.

Has a topographical and geotechnical survey been done to check soil stability, flood risk, and erosion issues, especially in regions like Douala or Yaoundé where flooding is common?

Independent engineering firms should conduct soil and flood risk surveys, particularly in Douala and Yaoundé where recurrent flooding and soil instability pose significant risks to property values and safety.

The geotechnical survey should analyze soil composition, bearing capacity, groundwater levels, and drainage patterns to determine if the land can support planned construction without foundation problems. In coastal areas like Douala, saltwater intrusion and soil erosion are major concerns that affect long-term property stability.

Flood risk assessment is crucial in both Douala and Yaoundé, where seasonal rains regularly cause property damage and make certain areas temporarily inaccessible. The survey should include drainage analysis and recommendations for flood mitigation measures.

Request detailed reports covering soil condition, erosion potential, and risk of collapse or subsidence. These surveys typically cost between 200,000 to 800,000 CFA francs but can prevent much larger losses from structural failures or flood damage.

It's something we develop in our Cameroon property pack.

Are all utility connections (water, electricity, drainage, internet) legally installed, functional, and billed in the owner's name?

All utility connections must be legally installed and billed in the registered owner's name, verified through utility bills and installation certificates from local utility offices.

Water connections through CAMWATER (Cameroon Water Utilities Corporation) require proper installation permits and regular billing records. Illegal connections are common but can result in service disconnection and substantial fines when discovered.

Electricity connections through ENEO (Energy of Cameroon) must have valid installation certificates and current billing accounts. Check that the electrical meter is properly registered and that all wiring meets safety standards to avoid fire risks or power cuts.

Internet and telecommunications infrastructure varies significantly between urban and rural areas. Verify that reliable internet service is available and that the property has proper cable or fiber connections if needed for your intended use.

Drainage systems must comply with municipal regulations and connect properly to public sewerage where available. Poor drainage can cause property damage and health hazards, particularly during rainy seasons.

What is the condition of the structure—foundation, roof, plumbing, electrical wiring—and do you have a recent inspection report from a certified engineer?

Commission a certified civil engineer to conduct a comprehensive structural inspection covering foundation integrity, roof condition, plumbing systems, and electrical wiring safety.

1. **Foundation assessment**: Check for cracks, settling, water damage, or inadequate support that could compromise structural stability 2. **Roof inspection**: Examine roofing materials, gutters, drainage systems, and potential leak points that could cause water damage 3. **Plumbing evaluation**: Test water pressure, drainage flow, pipe condition, and compliance with health standards 4. **Electrical safety audit**: Verify wiring condition, circuit capacity, safety switches, and compliance with Cameroon electrical codes 5. **Overall structural integrity**: Assess load-bearing walls, floors, windows, and doors for safety and functionality

The inspection report should include photographs, detailed findings, cost estimates for necessary repairs, and recommendations for immediate safety concerns. Expect to pay between 100,000 to 400,000 CFA francs for a thorough professional inspection.

Review maintenance logs and note any pending repairs or code violations that could affect property value or require immediate attention. Properties in tropical climates like Cameroon face accelerated wear from humidity, termites, and seasonal weather changes.

Is the property compliant with local zoning regulations, and does it fit into the urban development plan approved by the municipality?

The municipal council can confirm zoning regulations, permissible land use, and inclusion in the approved urban development plan for your specific area.

Review the official urban plan documents and compare the property's current use with permitted activities under local zoning laws. Many properties in Cameroon were developed before current zoning regulations, creating potential compliance issues for new owners.

Zoning violations can result in substantial fines, forced modifications, or even demolition orders, particularly in rapidly developing areas around major cities. The municipal planning office maintains detailed zoning maps that show permitted uses for each area.

Future development plans may affect property values and usage rights, so request information about planned infrastructure projects, road expansions, or zoning changes that could impact your investment. Some areas are designated for specific uses like residential, commercial, or mixed development.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Cameroon versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

Are there unpaid property taxes or local council levies, and can you obtain a recent tax clearance certificate?

Outstanding property taxes and council levies must be checked at the local tax office, with a recent tax clearance certificate from the divisional tax service required for lawful property transfer.

The tax clearance certificate confirms that all property taxes, development levies, and municipal fees have been paid current. This document is mandatory for completing legal property transfers and typically costs between 15,000 to 35,000 CFA francs.

Review at least three years of tax receipts to verify consistent payments and identify any outstanding balances that could become your responsibility as the new owner. Property tax rates vary by location and property value, ranging from 0.1% to 0.5% annually.

Municipal councils often impose special levies for infrastructure development, waste management, or security services. These levies can be substantial and may not be clearly disclosed during property negotiations, so request detailed information about all current and pending assessments.

Is there proper road access to the property, and is it maintained year-round by the council or community?

Road access and transport infrastructure should be verified through the cadastral plan and confirmed with municipal authorities or community leaders responsible for maintenance.

Assess whether the access roads are passable year-round, particularly during rainy seasons when many unpaved roads become impassable. Properties with poor access face reduced values and higher transportation costs for residents and potential buyers.

Determine who is responsible for road maintenance—whether it's the municipal council, community association, or private property owners. Maintenance costs can be substantial, especially for private roads serving multiple properties.

Consider the distance to main roads, public transportation, and essential services like hospitals, schools, and markets. Properties more than 30 minutes from major infrastructure often face challenges with utility connections and emergency services access.

Have you checked with neighbors and local chiefs whether the property is free of traditional land claims or family disputes that could challenge your ownership later?

Interview neighbors, local chiefs, and property elders to identify any lingering family or traditional disputes that rarely appear in public registries but may threaten future ownership.

Traditional land claims often predate formal title registration and can be enforced through customary law, particularly in areas where communities maintain strong traditional governance structures. These claims may involve ancestral burial sites, community grazing areas, or historical family settlements.

Family disputes over inheritance are common in Cameroon property transactions, especially when the original owner died without a clear will or when multiple heirs claim ownership rights. These disputes can take years to resolve through the court system.

Local chiefs and village leaders often mediate property disputes and have detailed knowledge of traditional claims that could affect your ownership. Their support and acknowledgment of your purchase can prevent future conflicts and provide additional legitimacy to your ownership.

It's something we develop in our Cameroon property pack.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Pikwee Estates - How to Verify Land Titles in Cameroon
2. Primetime Law Office - Land Certificate Guidelines
3. Primetime Law Office - Notarial Services Guide
4. The African Vestor - Moving to Cameroon and Buying Property
5. Neneng Law Office - Notarial Legal Services
6. Kinsmen Advocates - Debt Clearance in Cameroon
7. Primetime Law Office - Land Title Process
8. Djoukang and Partners - Land Title Procedures